Why try and fix the Casino if it may be demolished anyway to make way for new construction at the Beach?

There’s a bonus below. Photos of the Lake Worth Casino under construction in January 2012
taken by the former City manager.

Take Note: Next Thursday (October 12th) is the next scheduled meeting to address Project RFQ 17-305:

“Lake Worth Beach Complex Conceptual Plans Design, Cost Estimates, Construction Design and Construction Phase Services.”

Very briefly, how we got here.

The first meeting vis-à-vis this RFQ (Request For Proposal) was on August 30th and only lasted a few minutes. The meeting was conducted by Asst. City Manager Juan Ruiz, an attorney representing the City was present along with the two respondents; this meeting simply set the stage, moving to the next step in a very long process, ideas and concepts.

The next meeting was then scheduled for September 9th but was cancelled due to Hurricane Irma, ergo this second meeting addressing RFQ 17-305 next Thursday.

Now to the question: Why try fixing the Casino
after all these years when it may end up
being torn down anyway?

On August 1st, nearly 2½ months ago, the City of Lake Worth reached a settlement with Morganti (the construction company) and REG (the architect) to fix the problem of water leaking into the building from the second floor; problems first discovered over 4 years ago.

So why not take a cash settlement (which includes lost revenue from the vacant 2nd floor space since 2012) and use that money to help fund construction of a new structure with a parking garage?

The issues with the 2nd floor of the Casino are just a distraction now. The biggest overall problem with the Casino and Beach property comes down to this: the structure was built in the wrong place to begin with. The Casino should have been constructed in the center of the Beach property with the parking and traffic flowing around it.

Consider this. If it’s decided to construct a new Casino at the Beach in the center of the property — south of where the Casino is now — the businesses operating there may be able to remain open during the process (it won’t be like what happened to John G’s back in 2011).

Maybe a new plan for the Beach like this:

The Greater Bay plan: the Casino in the center with a parking deck attached. Note how parking is distributed equally and traffic flows around the structure. No ADA issues with this plan.

So. As you ponder why the City is trying to have the Casino structure fixed all these years later, think about a more functional site plan for the Beach, and whether or not a parking garage should be part of the plan going forward.

Here are the pictures of the ‘renovated’
Casino back in 2012:

The Casino at the Beach now was constructed east of the Coastal Construction Control Line.

An engineering report for the seawall protecting the Casino back in 2012 was not done. Is there one now?

These photographs are courtesy of Susan Stanton,
the former Lake Worth city manager.

Original plans called for the 2nd floor to cover 50% of the first floor. A full built-out 2nd floor added 33% to the project. Within the $6 million budget this was unrealistic and created major deficiencies.

The first floor under construction:

Virtually all “Green” amenities were eliminated, including pilings to protect the building against storm surge.

The second floor:

Eliminated amenities, or “value-engineering”, reduced the cost but resulted in lower lease rates, event rates, and contributed greatly to un-leased second floor space.

So. Why try and fix this structure?

When the building, which cost $6 million, was opened in 2013, it was riddled with issues, including water intrusion, bad drainage, leaking and rusting.

and. . .

     “We’ve lost revenue and it’s put a strain on the financial plan that was designed for that building,” Maxwell [Vice Mayor Scott Maxwell] said.
     “It’s also caused political issues. The city of Lake Worth has been an afterthought in all of this and I don’t think our best interests were in the forefront of what y’all were doing.”